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Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
Gregory Johnson: The Spring District
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Gregory Johnson: The Spring District

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  • Cover Presentation
  • Title + Copy + Image
  • The Spring District is a vibrant living neighborhood
  • We’re creating a sense of place where there was none before
  • this all comes together to create a thriving community in the heart of Bellevue
  • Transcript

    • 1. w w w. t h e s p r i n g d i s t r i c t . c o m December 2013
    • 2. Seattle Mercer Island Bellevue SR-520
    • 3. Seattle Mercer Island Bellevue SR-520
    • 4. Seattle Bellevue
    • 5. ENTITLED MASTER PLAN OFFICE 3,715,000 sf RESIDENTIAL 1,222,000 sf HOTEL 199,000 sf RETAIL 158,000 sf TOTAL 5,294,000 sf
    • 6. REGIONAL OPPORTUNITY STRONG HOUSING DEMAND • Shrinking apartment vacancy rate with continued strong demand • Region predicted to add 135,000 new residents in next 3 years STRONG COMMERCIAL DEMAND • 27 million sf owned or leased by tech companies • Strong growth predicted +2.7 million sf “in the market” now TECHNOLOGY LEADERSHIP • UW, Microsoft, Amazon, Expedia and many, many others • Strong entrepreneurial culture PUBLIC INVESTMENTS • $2.8 billion new light rail extension to Eastside • $4.65 billion new 520 bridge to Eastside
    • 7. BELLEVUE OPPORTUNITY TOP RATED SCHOOL SYSTEM • Bellevue International High School is #1 in state, #7 in nation • Top rated district in state HIGH INCOME • Median income $81,000 CULTURAL DIVERSITY • 41% foreign born - one of the most diverse cities in the U.S. • Chinese and Indian nationals dominate software developer workforce in region • +15,000 H1B visa and full time foreign workers/year • Demand for new civic spaces to congregate, share
    • 8. URBAN VS SUBURBAN DEMAND FOR URBAN OPTIONS • High density, diverse urban environment versus suburban campus, big box or low rise designs SUBURBAN CAMPUS ISOLATION • “At Nintendo we felt like we were trapped.” ….Former Nintendo sr. exec now at Amazon • New Amazon recruits refer to preference for urban campus as “South Lake Union envy” RECRUIT AND RETAIN EMPLOYEES • Concur Technologies moved from suburbs to Bellevue in 2013 • Significantly higher cost per sf • Stated reason: Urban location meant better recruiting, retention
    • 9. CONVERGING TRENDS • Region: 27 million sf owned or leased by tech firms • MSFT, AMZN, TMO, Expedia hire thousands per month • Strong demand by tech firms • High cost to recruit talent • Region adding 135,000 new residents • thru 2015 • Preference for urban environments w/ suburban access Top recruiting/retention predictors – Short commute – Amenities – Urban environments
    • 10. MODELS FOR SUCCESS RESEARCH • Wright Runstad and Shorenstein visited dozens of high density and transit oriented developments in the US – San Francisco: Mission Bay, Merchandise Mart: Twitter – Portland: Pearl District – Denver: Lower Downtown District CENTURIES OLD DESIGN PRINCIPLES • Human scale, parks and squares, restaurants and retail • Pedestrian and bike friendly • Connected to transportation networks
    • 11. NEW OFFICE REQUIREMENTS ARCHITECTURE TO RECRUIT, RETAIN • “The person we hire today needs a totally different office experience than the person we hired 5 years ago,” Sr. exec Expedia NEW DESIGN PRIORITIES • Larger floor plates - 30,000 sf + • Open floor plan, line of sight to anyone, serendipitous interactions • Higher ceilings for larger windows, indirect light • Spaces to mingle as well as meet • Showers, lockers, bikes, dogs • Walking distance to “everything”
    • 12. NEW URBAN NEIGHBORHOOD LARGEST SINGLE TOD IN WESTERN US • 5.3 million sf of office, multifamily housing, hotel and retail • 16 city blocks with Light rail station • $2.3 billion total investment • 15 year development plan SUSTAINABLE • Density around transit • Designed to LEED standards 21st CENTURY PROJECT • Urban style housing, neighborhood retail, office and hotel mixed use • Embraces diversity • Compliments other Bellevue neighborhoods
    • 13. NEW OFFICE DESIGNS Office - Block 24 166,614 sf Office - Block 16 324,506 sf
    • 14. MULTIFAMILY HOUSING - 320 UNITS
    • 15. FEEDBACK INTERNET STARTUP • “The Spring District is very appealing. Our number one driver in selecting our new office is to recruit and retain employees,” Founder and CEO, Internet start up ESTABLISHED SOFTWARE COMPANY • “We need great offices to compete with growth-oriented startups for employees…..” • “…..Our stock, compensation and teams are fixed, but our work environment can be a competitive advantage.” Software Marketing Executive
    • 16. MORE THAN BUILDINGS
    • 17. CREATING A PLACE
    • 18.  PRINCIPLES MIXED USE  PEDESTRIAN  DIVERSE  AUTHENTIC
    • 19.  SUSTAINABILITY DENSITY  LEED-ND  MOBILITY CHOICES
    • 20.  PEOPLE WORKING  LIVING  DINING  CONNECTED  RETAIL  RECREATION
    • 21. STORY
    • 22. TIMELINE 2013 • Demolition and construction underway 2014 • Infrastructure for Phase 1 complete • Apartment construction begins • Office construction begins 2015 • First neighborhood elements open 2016 • Occupancy of housing and offices • Additional development begins 2017 • Light Rail construction begins
    • 23. HERE COMES THE NEIGHBORHOOD
    • 24. w w w. t h e s p r i n g d i s t r i c t . c o m

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